If you are reading this, you are probably a real estate agent or broker. Most of the people who read Bloodhound Blog are industry folks rather than consumers. Consumers DO read Bloodhound Blog but, all in all, our audience is mostly comprised of the industry grunts who show or list homes and write contracts. Thus, I write this so that you, the agent or broker, adequately understands how much you are costing your buyers when you shorten the appraisal and loan contingencies on a contract.
You, as an agent, want a smooth escrow. You want the inspector to come out immediately so that you can negotiate the repairs request within a week, You probably wouldn’t trade your most scrupulous and detailed inspector for the least busy one to satisfy your buyer’s shortened disclosures contingency– you beg, plead, and cajole your best inspector to help you because repairs are a tangible cost; you can see, touch, and (sometimes) smell them. The home inspection, and negotiated repairs, is how you might be judged by the buyer.
“But wait!”, you say. “We may recommend three home inspection companies but, ultimately, the buyer makes that choice”
Relax. You covered your butt with that disclosure but, in a transaction with shortened contingencies, the wink and nudge is going to produce your desired result, For most agents, that is less stress when contingencies are due. If J. Christ, GRI were an agent, He might renegotiate the inspection contingency time frame to get the most fastidious inspector but we know that He is perfect and we are flawed. As long as you disclose that you may be compromising quality for speed to your buyers, you are doing your job.
Very few agents I know realize that they do the same thing to their buyers when they recommend more expensive lenders to meet the appraisal and loan contingencies. Like most businesses, there is an inverse relationship between price and service in the mortgage lending business; it’s even more pronounced now in this high volume, low rate environment.
Our family business has licenses to sell and/or finance real estate; I have done both in the Read more